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Riders
Digest
2019
sydney, australia Edition
sydney,
Australia
Edition
RLB.com
New South Wales Offices
NEWCASTLE
63 Lindsay Street,
Hamilton NSW 2303
Telephone: +61 2 4940 0000
NORTHERN NSW
Level 1, 9 Park Avenue,
Coffs Harbour NSW 2450
Telephone: +61 2 4940 0000
SYDNEY
Level 19, 141 Walker Street,
North Sydney NSW 2060
Telephone: +61 2 9922 2277
RLB.com
RIDERS DIGEST
47th Edition
A yearly publication from RLB’s Research &
Development department.
Riders Digest is a compendium of cost information
and related data specifically prepared by RLB for
the Australian construction industry.
Feasibility Analysis
An accurate, reliable feasibility study is an essential
prerequisite to any procurement decision-making
process. Feasibility studies assess the viability of a
project over its expected life and indicate the probable
return, either at the point of sale or over a period of
time, generally using discounted cash flow techniques.
They can also assist in the process of obtaining project
financing, as well as highlight variables that have the
greatest impact on project returns.
Whether it’s a simple developer’s return on capital cost
feasibility or a detailed discounted cash flow feasibility
based on a range of rates of return and risk sensitivity
tests, RLB can provide expert analysis and materials.
Post-Contract Services
RLB ensures the successful performance building
contracts by applying proven cost management,
monitoring and cost reporting procedures, as well as
through managing a productive working relationship
with the project team.
To ensure efficient progress as specified in the cost plan,
the firm will:
§§ Review progress claims for work in progress and
recommend payment values
§§ Monitor documentation changes
§§ Prepare regular financial statements forecasting final
end cost
§§ Measure, price, and negotiate variations
§§ Structure agreement of final account
§§ Attend meetings to represent the financial interests
of the client
Value Management
RLB offers a strategic value-management process that
is dedicated to assisting with the improvement of value
obtained in capital expenditure. This is achieved through
participatory workshops which challenge option and
design assumptions and encourage creative and lateral
thinking for better value solutions.
The integration of value management with cost
management results in a powerful and dynamic approach
to the economic management of projects, especially
during the design process.
Asset Advisory
With total operating costs amounting to several times
the initial capital cost, clients are increasingly focused
on longer term strategies that span their investment
horizons and beyond, to ensure they are able to consider
the impact on value at all points in a property’s useful
life. RLB works with owners and occupiers of buildings
to ensure that they are able to take full account of the
total impact of their buildings and can advise on many
alternate methods of identifying and accounting for
assets.
RLB is expert in the following strategic services:
§§ Total Asset Management Planning to ISO Standards
§§ Asset Recognition and Rationalisation
§§ Cost-Benefit Analysis
§§ Sustainability and Environmental Performance Issues
§§ Whole-Life Cost Modeling
RElifing of Assets
RLB is a pioneer in using building life-extension and
repositioning studies to realise and optimise the use
of buildings. This methodology identifies if, when, and
where to spend money to capture remaining asset values
and extend the life of existing buildings.
Facilities Consultancy
Facilities management is the business practice of
optimising people, process, assets, and the work
environment to support the delivery of the organisation’s
business objectives. As acknowledged thought-leaders
in the facilities management field, RLB works with a
diverse range of clients to enhance facilities performance
through:
§§ Facilities Management (FM) Planning
§§ Building Quality Assessments (BQA)
§§ Facilities and Operational Performance Audits
§§ Maintenance Planning and Operating Expenditure
Forecast
§§ Performance Reviews and Benchmarking
§§ Post-Occupancy Evaluations
§§ Space Audits and Utilisation Studies
Building Surveying
RLB works closely with major developers, corporations,
fund managers, financial institutions, and property
owners and tenants to understand, maintain, and
enhance the value of their built assets. The firm’s
expertise includes:
§§ Condition/Dilapidation Surveys
§§ Compliance Advisory
§§ Conservation and Heritage Surveys
§§ Tenancy Make-Good Reinstatements Surveys
Litigation Support
RLB has a team of highly seasoned professionals
with considerable expertise in the litigation arena.
The firm offers comprehensive front-end, claims
management, and dispute resolution services, and has
particular expertise in scope definition claims appraisal,
documentation, and negotiation; expert witness and
determination; and arbitration and mediation.
Procurement Strategies
RLB develops procurement strategies that provide a
systematic means of analysing the costs and benefits
during project development, before any commitment is
given to a particular option, including:
§§ Clear definition of project objectives
§§ Identification of practical ranges of options
§§ Quantification of the costs and benefits of each
option
§§ Consideration for qualitative aspects
§§ Identification of the preferred option and
development of action plans
Research
§§ Industry and sectoral workload
§§ Cost escalation
§§ Cost benchmarking by sector
§§ Industry trend analysis
Cost per m2
Location Local Office Building
/City Currency Premium Grade A
Low High Low High
AMERICAS @ Q3 2018
BOSTON USD 3,230 5,115 2,155 3,230
CHICAGO USD 3,015 4,845 1,885 3,015
DENVER USD 1,775 2,745 1,290 1,990
HONOLULU USD 3,015 5,595 2,585 4,250
LOS ANGELES USD 2,475 3,765 1,830 2,745
NEW YORK USD 4,035 6,190 3,230 4,305
PHEONIX USD 1,830 2,960 1,290 1,885
SEATTLE USD 2,315 2,800 1,505 2,155
TORONTO CAD 2,100 2,800 1,885 2,690
ASIA @ Q3 2018
BEIJING RMB 8,400 13,750 7,800 11,750
GUANGZHOU RMB 7,700 12,250 7,100 10,750
HO CHI MINH CITY VND ('000) 23,900 35,800 21,300 26,600
HONG KONG HKD 23,250 34,500 19,750 26,750
JAKARTA RP ('000) 10,130 13,200 6,870 11,000
KUALA LUMPUR RINGGIT 2,600 4,500 1,400 3,200
MACAU MOP 18,500 26,500 16,250 22,750
SEOUL KRK ('000) 2,525 3,275 1,925 2,350
SHANGHAI RMB 8,200 13,000 7,300 11,250
SINGAPORE SGD 2,950 4,150 2,050 3,300
EUROPE @ Q3 2018
BELFAST GBP 1,400 1,960 1,220 1,960
BERLIN EUR 1,380 1,800 1,000 1,180
BIRMINGHAM GBP 1,940 2,850 1,580 2,850
BRISTOL GBP 2,000 2,900 1,640 2,900
EDINBURGH GBP 1,820 2,600 1,600 2,600
LONDON GBP 3,000 3,900 2,700 3,700
MANCHESTER GBP 2,150 2,750 1,820 2,750
OSLO EUR 2,900 3,750 2,250 2,900
MIDDLE EAST @ Q3 2018
ABU DHABI AED 5,700 6,800 4,600 6,400
DUBAI AED 6,000 7,200 4,850 6,800
DOHA QAR 6,500 8,500 6,100 8,200
OCEANIA @ Q4 2018
ADELAIDE AUD 2,650 3,800 2,200 3,150
AUCKLAND NZD 3,700 4,900 3,100 4,650
BRISBANE AUD 3,000 4,400 2,500 3,800
CANBERRA AUD 3,500 5,500 2,800 4,300
CHRISTCHURCH NZD 3,600 4,500 2,750 4,250
DARWIN AUD 3,100 4,150 2,400 3,800
GOLD COAST AUD 2,600 4,000 1,900 3,200
MELBOURNE AUD 3,250 4,350 2,500 3,450
PERTH AUD 3,000 4,700 2,400 3,750
SYDNEY AUD 3,750 5,500 2,850 4,050
WELLINGTON NZD 3,900 5,000 3,050 4,800
Cost per m2
Retail Residential
Mall Strip Shopping Multi Storey
Low High Low High Low High
Cost per m2
Location Local Hotels
/City Currency 3 Star 5 Star
Low High Low High
AMERICAS @ Q3 2018
BOSTON USD 2,690 4,035 4,035 5,920
CHICAGO USD 3,120 4,415 4,305 7,105
DENVER USD 1,720 2,585 2,960 3,875
HONOLULU USD 3,445 5,760 5,435 7,860
LOS ANGELES USD 2,960 3,820 3,930 5,705
NEW YORK USD 3,230 4,305 4,305 6,460
PHEONIX USD 1,615 2,690 3,230 5,595
SEATTLE USD 2,420 2,585 2,635 3,875
TORONTO CAD 2,100 2,800 3,230 3,820
ASIA @ Q3 2018
BEIJING RMB 10,750 13,750 14,250 18,750
GUANGZHOU RMB 10,250 12,500 13,750 17,750
HO CHI MINH CITY VND ('000) 25,000 32,300 35,600 42,700
HONG KONG HKD 29,000 33,750 35,250 43,000
JAKARTA RP ('000) 11,500 13,500 15,000 20,000
KUALA LUMPUR RINGGIT 2,500 3,500 5,000 7,000
MACAU MOP 24,750 28,500 31,000 38,000
SEOUL KRK ('000) 1,875 2,600 3,425 5,100
SHANGHAI RMB 10,500 13,500 14,250 18,750
SINGAPORE SGD 3,250 3,650 4,250 5,500
EUROPE @ Q3 2018
BELFAST GBP 1,040 1,520 1,640 2,250
BERLIN EUR 1,380 1,800 2,050 2,800
BIRMINGHAM GBP 1,340 2,100 2,200 3,150
BRISTOL GBP 1,400 1,860 2,400 3,200
EDINBURGH GBP 1,360 1,980 2,150 2,950
LONDON GBP 1,900 2,450 2,850 3,800
MANCHESTER GBP 1,540 1,920 2,300 3,150
OSLO EUR 3,000 3,900 4,000 5,200
MIDDLE EAST @ Q3 2018
ABU DHABI AED 5,900 8,300 8,800 11,750
DUBAI AED 6,200 9,300 9,300 14,500
DOHA QAR 7,500 8,500 11,500 14,500
OCEANIA @ Q4 2018
ADELAIDE AUD 2,700 3,550 3,700 4,550
AUCKLAND NZD 4,200 4,750 5,700 6,700
BRISBANE AUD 3,000 4,200 4,200 5,700
CANBERRA AUD 3,100 5,300 4,250 6,400
CHRISTCHURCH NZD 3,800 4,300 4,500 5,500
DARWIN AUD 2,850 3,550 3,600 4,450
GOLD COAST AUD 2,600 4,000 3,400 5,500
MELBOURNE AUD 2,950 3,800 4,150 5,600
PERTH AUD 2,600 3,600 3,600 4,800
SYDNEY AUD 3,350 4,200 4,650 6,300
WELLINGTON NZD 4,100 4,600 5,100 6,100
Cost per m2
Car Parking Industrial
Multi Storey Basement Warehouse
Low High Low High Low High
Definitions 30
Acknowledgements 32
AUSTRALIAN CONSTRUCTION
BUILDING COST ranges
CONSTRUCTION RATES
The following range of current building costs could be expected should tenders be
called in the respective city. Items specifically included are those normally contained in
a Building Contract.
Specific exclusions:
¾
Goods & Services Tax (GST) ¾
Subdivisional partitions in office
¾
Land buildings
¾
Legal and professional fees
¾
Telstra and private telephone
systems (PABX)
¾
Loose furniture and fittings
¾
Tenancy works
¾
Site works and drainage
3,500 5,100 3,100 4,000 3,250 3,750 3,000 4,000 3,750 4,300
3,750 5,500 3,250 4,150 3,750 4,100 3,300 4,400 4,350 5,000
- - - - 3,850 4,350 3,500 4,700 4,850 5,500
2,800 4,000 2,400 3,450 2,500 2,950 2,400 3,300 2,850 3,300
2,900 4,150 2,550 3,800 2,850 3,250 2,500 3,500 3,350 3,750
2,950 4,300 - - 2,900 3,450 2,600 3,750 3,450 4,050
1,500 2,500 2,200 2,800 1,820 2,350 1,800 2,600 2,250 2,650
2,150 2,950 2,300 3,350 2,050 2,750 2,000 2,800 2,450 3,150
2,250 3,500 2,550 3,450 2,350 3,050 2,200 3,000 2,850 3,600
4,250 6,400 3,600 4,450 4,150 5,600 3,600 4,800 4,650 6,300
3,700 6,000 3,350 4,050 3,750 4,800 3,100 4,000 3,950 5,500
3,100 5,300 2,850 3,550 2,950 3,800 2,600 3,600 3,350 4,200
790 1,320 750 1,260 810 1,280 650 1,000 810 1,240
1,060 1,840 1,180 1,540 1,280 1,680 1,800 3,100 1,180 1,900
1,040 1,840 1,040 1,520 1,220 1,580 1,400 2,800 1,160 1,740
790 1,200 720 1,020 810 970 700 1,100 - -
740 920 800 1,400 660 1,120 550 800 770 970
850 1,400 840 1,420 760 1,220 630 1,060 840 1,240
1,740 2,750 1,700 2,400 1,580 2,050 1,400 1,900 2,100 2,750
1,660 2,650 1,700 2,400 1,520 1,980 1,360 1,860 2,150 2,950
2,100 3,500 2,400 3,550 1,920 3,100 1,760 2,800 2,850 3,650
4,400 7,300 3,900 4,650 2,900 3,450 3,400 4,300 3,000 3,800
4,800 8,000 4,700 5,700 3,200 4,400 3,600 4,500 3,750 5,000
3,050 4,200 2,750 3,500 2,500 3,300 2,200 2,700 3,450 4,850
2,450 3,200 1,720 2,450 2,100 2,500 1,900 2,600 1,600 2,350
1,480 2,450 1,820 2,500 1,300 1,940 1,200 1,760 1,560 3,050
1,340 1,920 1,660 2,300 1,340 1,720 1,200 1,700 1,360 1,680
2,400 4,050 1,760 2,650 2,200 3,200 1,900 2,900 2,100 4,400
1,240 2,050 1,460 2,100 1,240 1,720 1,000 1,500 1,780 2,750
1,260 2,550 1,260 2,150 1,240 1,680 1,000 2,500 1,600 2,100
1,700 3,400 1,800 2,800 1,720 3,300 1,400 2,700 1,780 5,100
3,000 4,500 2,050 2,450 2,500 3,150 2,000 3,000 3,000 3,900
2,950 4,400 2,050 2,400 2,500 3,200 1,900 2,900 2,750 3,600
3,250 4,800 2,100 2,550 2,800 3,600 2,300 3,300 3,150 4,200
3,200 4,800 2,050 2,500 2,800 3,650 2,200 3,200 3,000 4,000
3,750 5,200 2,350 2,650 3,250 3,900 2,800 3,600 4,100 5,200
3,650 4,950 2,300 2,600 3,250 4,000 2,700 3,500 3,850 4,650
Adelaide Brisbane
Cost Range Per
$/m2 $/m2
Gross Floor Area
Low High Low High
OFFICE BUILDINGS
Prestige, CBD
10 to 25 Storeys (75 – 80% efficiency) 748 1,122 820 1,199
25 to 40 Storeys (70 – 75% efficiency) 799 1,222 904 1,286
40 to 55 Storeys (68 – 73% efficiency) - - 1,057 1,457
Investment, CBD
Up to 10 Storeys (81 – 85% efficiency) 731 998 747 983
10 to 25 Storeys (76 – 81% efficiency) 733 1,047 803 1,053
25 to 40 Storeys (71 – 76% efficiency) 753 1,096 846 1,182
Investment, other than CBD
Walk Up (83 – 87% efficiency) 398 580 545 674
Up to 10 Storeys (82 – 86% efficiency) 551 778 684 953
10 to 25 Storeys (77 – 82% efficiency) - - 757 1,070
HOTELS
Multi-Storey
Five Star 1,037 1,456 1,001 1,260
Four Star 931 1,277 974 1,235
Three Star 878 1,071 931 1,187
CAR PARK
Open Deck Multi-Storey 132 268 141 281
Basement: CBD 214 422 241 423
Basement: Other than CBD 213 422 241 423
Undercroft: Other than CBD 105 118 80 109
INDUSTRIAL BUILDINGS
6.00 M to underside of truss and
4,500 M2 Gross Floor Area with:
Zincalume Metal Cladding 213 302 205 367
Precast Concrete Cladding 213 345 205 367
Attached Airconditioned Offices
200 M2 481 631 493 626
400 M2 474 624 493 626
Electrical
¾
Fire Protection
¾
Hydraulic
¾
Mechanical
¾
Special Equipment
¾
Vertical Transport
¾
909 1,319 1,160 1,523 811 1,260 930 1,340 1,028 1,357
964 1,429 1,246 1,594 958 1,338 965 1,395 1,212 1,356
- - - - 1,014 1,432 990 1,470 1,353 1,498
753 1,208 911 1,321 632 1,082 695 1,125 702 976
798 1,208 983 1,445 701 1,150 720 1,185 831 1,066
798 1,263 - - 774 1,207 760 1,225 920 1,174
476 654 841 1,082 439 711 420 600 480 679
632 909 882 1,281 549 871 565 820 692 941
698 1,030 971 1,326 607 988 660 920 838 1,083
1,295 1,761 1,394 1,753 1,751 2,211 1,235 1,750 1,213 1,535
1,182 1,579 1,272 1,539 1,265 1,887 1,025 1,465 1,075 1,426
932 1,352 1,122 1,386 957 1,443 825 1,265 918 1,192
232 410 210 499 183 325 160 335 125 215
232 399 225 518 183 325 170 355 125 217
531 708 661 926 470 654 385 630 514 893
531 642 661 926 470 868 385 595 514 906
Adelaide Brisbane
Cost Range Per
$/m2 $/m2
Gross Floor Area
Low High Low High
AGED CARE
Single Storey Facility 430 699 518 828
PRIVATE HOSPITALS
Low Rise Hospital
45 – 60 m2 GFA/Bed 1,246 1,514 943 1,686
55 – 80 m2 GFA/Bed with Major
1,460 1,939 1,427 2,153
Operating Theatre
CINEMAS
Group Complex, 2,000 – 4,000 Seats.
794 1,071 649 1,006
(Warm Shell)
REGIONAL SHOPPING CENTRES
Department Store 447 719 529 830
Supermarket/Variety Store 433 674 521 771
Discount Department Store 440 616 511 678
Malls 527 799 603 907
Specialty Shops 302 577 497 710
SMALL SHOPS AND SHOWROOMS 411 642 - -
431 804 883 1,322 470 1,103 670 1,100 412 763
1,125 1,485 1,433 1,680 997 1,519 1,130 1,500 1,049 1,366
1,369 1,961 1,580 1,981 1,199 2,070 1,275 1,710 1,410 1,955
818 984 1,013 1,278 627 920 695 910 1,017 1,464
768 883 642 877 533 823 630 870 511 700
481 722 662 920 423 784 540 775 513 703
481 653 602 840 371 680 555 695 483 631
596 883 577 918 491 915 - - 548 867
424 665 519 762 340 685 360 600 529 782
- - - - -
253 690 417 760 220 655 270 570 358 572
244 543 336 649 209 638 235 785 201 744
243 681 400 574 209 575 240 470 228 693
127 681 400 574 209 554 240 470 197 655
566 920 654 851 518 880 495 860 645 912
566 861 620 809 512 849 485 830 610 888
614 920 648 846 554 905 555 860 736 988
614 1,015 636 829 554 874 550 825 702 908
733 1,040 712 875 648 992 655 955 791 1,131
686 1,040 696 855 627 900 630 935 778 1,064
CBD
Central Business District.
BUILDING WORKS
Building works include substructure, structure, finishings,
fittings, preliminary items, attendance and builder’s work
in connection with services.
BUILDING SERVICES
Building services include special equipment, hydraulics,
fire protection, mechanical, vertical transport, building
management and electrical services.
OFFICE BUILDINGS
Prestige offices are based on landmark office buildings
located in major CBD Office Markets, which are
pacesetters in establishing rents.
Investment offices are based on high quality buildings
which are built for the middle range of the rental market.
(used as generic descriptions for Building Cost Ranges
on page 20).
HOTELS
CAR PARKS
Open Deck Multi-storey — minimal external walling.
Basement — CBD locations incur higher penalties for
restricted sites and perimeter conditions.
INDUSTRIAL BUILDINGS
Quality reflects a simplified type of construction suitable
for light industry.
Exclusions: hardstandings, roadworks and special
equipment.
AGED CARE
Single storey domestic construction with no operating
theatre capacity, minimal specialist and service areas.
35 –45 M2 GFA/bed (150 beds).
CINEMAS
Multiplex Group Complex (warm shell).
2,000 – 4,000 seats.
Exclusions: Projection equipment, seating.
SHOPPING CENTRES
Department Store
Partially finished suspended ceilings and painted walls.
Exclusions: Floor finishes, shop fittings, etc.
Supermarket/Variety Store
Fully finished and serviced space.
Exclusions: Cool rooms, shop fittings, refrigeration
equipment, etc.
Malls
Fully finished and serviced space.
Specialty Shops
Partially finished with ceilings, unpainted walls and
power to perimeter point.
Exclusions: Floor finishes and shop fittings.
RESIDENTIAL
Single Storey or 1 – 3 Storey
Units reflect medium quality accommodation.
Multi-Storey
Units reflect medium to luxury quality and air
conditioned accommodation up to 80 storeys in height.
Note: the ratio of kitchen, laundry and bathroom areas
to living areas considerably affects the cost range.
Range given is significantly affected by the height and
configuration of the building.
Exclusions: Loose furniture, special fittings, washing
machines, dryers and refrigerators.
ACKNOWLEDGEMENTS
Rider Levett Bucknall wish to express their appreciation
for advice received from the following organisations in
the preparation of this compendium:
Savills Research
Land Values, Rents and Yields, Rental Growth Rates
and Construction Sector Data.
Colliers International – NT
Northern Territory Land Values & Yields and Rental
Rates.
WSP Structures
Reinforcement Ratios.
Australian Bureau of Statistics
Construction and Building Data and CPI information.
Building Services 34
Unit Costs 38
Siteworks 39
Demolition 40
Hotel Furniture, Fittings
40
& Equipment
Office Fitout 4 1
Recreational Facilities 42
Vertical Transportation 44
Sydney CONSTRUCTION
BUILDING SERVICES costs
Special
Hydraulic
Equipment
OFFICE BUILDINGS
Prestige, CBD
10 to 25 Storeys (75 – 80% efficiency) 40 55 98 133
25 to 40 Storeys (70 – 75% efficiency) 45 55 116 136
40 to 55 Storeys (68 – 73% efficiency) 49 55 130 145
Investment, CBD
Up to 10 Storeys (81 – 85% efficiency) - - 80 97
10 to 25 Storeys (76 – 81% efficiency) 19 44 80 109
25 to 40 Storeys (71 – 76% efficiency) 19 44 91 122
Investment, other than CBD
1 to 3 Storeys (81 – 85% efficiency) - 13 75 98
Up to 10 Storeys (82 – 86% efficiency) 14 19 88 98
10 to 25 Storeys (77 – 82% efficiency) 19 49 90 108
HOTELS
Multi-Storey
Five Star 38 61 235 289
Four Star 30 55 225 281
Three Star 19 37 200 246
CAR PARK
Open Deck Multi-Storey - - 20 25
Basement: CBD - - 25 43
Basement: Other than CBD - - 20 37
Undercroft: Other than CBD - - 20 26
INDUSTRIAL BUILDINGS
6.00 M to underside of truss and
4,500 M2 Gross Floor Area with:
Zincalume Metal Cladding - - 55 62
Precast Concrete Cladding - - 55 62
Attached Air Conditioned Offices
200 m2 - - 75 98
400 m2 - - 75 98
SPECIAL EQUIPMENT
Special Equipment includes Building Maintenance Units, Medical Gases, Chutes,
Incinerators and Compactors where appropriate.
HYDRAULIC
Hydraulic Services include Cold Water Supply, Soil, Waste and Ventilation Plumbing and
Associated Sanitary Fittings and Faucets where appropriate.
14 26 - 20 - 30 - 13 33 49 67 163
67 83 55 72 38 53 13 21 51 60 249 332
14 65 42 66 26 36 - 21 51 60 153 285
8 10 - - - - - 8 22 26 50 70
FIRE PROTECTION
Fire Services include Detectors, Warden Communication, Sprinklers, Hydrants, Hose
Reels and Extinguishers.
MECHANICAL
Mechanical Services include Air Conditioning, Ventilation, Heating and Domestic Hot
Water where appropriate.
Special
Hydraulic
Equipment
AGED CARE
Single Storey Facility - 13 164 255
PRIVATE HOSPITALS
Low Rise Hospital
45 – 60 m2 GFA/Bed 25 49 176 226
55 – 80 m2 GFA/Bed with Major
45 149 200 230
Operating Theatre
CINEMAS
Group Complex, 2,000 – 4,000 Seats
13 26 101 160
(Warm Shell)
REGIONAL SHOPPING CENTRES
Department Store - 20 76 89
Supermarket/Variety Store - - 78 89
Discount Department Store - 20 62 80
Malls - 33 72 92
Specialty Shops - - 75 94
SMALL SHOPS AND SHOWROOMS
SMALL SHOPS & SHOWROOMS - - 62 87
RESIDENTIAL
Single and Double Storey
- 14 93 183
Dwellings (Custom Built)
RESIDENTIAL UNITS
Walk-up 85 to 120 m2/unit - - 112 230
Townhouses 90 to 120 m2/unit - - 88 230
MULTI-STOREY UNITS
Up to 10 storeys with lift
Units 60 – 70 m2 - 14 187 231
Units 90 – 120 m2 - 14 177 212
Over 10 and up to 20 storeys
Units 60 – 70 m2 - 14 186 243
Units 90 – 120 m2 - 14 175 220
Over 20 and up to 40 storeys
Units 60 – 70 m2 9 43 235 278
Units 90 – 120 m2 9 44 235 266
Over 40 and up to 80 storeys
Units 60 – 70 m2 9 44 250 282
Units 90 – 120 m2 9 44 237 271
VERTICAL TRANSPORT
Transport Services include Lifts, Escalators, Travelators, Dumbwaiters, etc.
where appropriate.
BUILDING MANAGEMENT
Building Management Services include Communications, Security and Building
Automation Systems where appropriate.
ELECTRICAL
Electrical Services include the provision of Lighting and Power to occupied areas
where appropriate.
Construction
Item cost Range Per
LOW HIGH
HOTELS
Multi-Storey (excluding basements)
Five Star 515,000 630,000 Bedroom
Four Star 390,000 545,000 Bedroom
Three Star 245,000 315,000 Bedroom
CAR PARKS
Based on 30 M2 per car
Open Deck Multi-Storey 26,750 43,500 Car
Basement – CBD 42,000 66,000 Car
Basement – Other than CBD 41,500 62,000 Car
Undercroft – Other than CBD 20,500 35,750 Car
AGED CARE
Facility 182,500 237,500 Bedroom
PRIVATE HOSPITALS
Low Rise Hospital
45–60 m2 GFA/Bed 177,500 232,500 Bed
55–80 m2 GFA/Bed 297,500 400,000 Bed
CINEMAS
Group Complex, 2,000 – 4,000 Seats
10,250 14,750 Seat
(Warm Shell)
HOUSING
Single and Double Storey
572,500 1,650,000 House
Dwellings (Custom Built) – 325 m2
LANDSCAPING
Low High Per
Light landscaping to large
areas with minimal planting
65,000 90,000 Hectare
and site formation but
excluding topsoil and grassing
Dense landscaping around
buildings including shrubs, 150 190 m2
plants, topsoil and grassing
Grassing only to large areas
including topsoil, sowing and 45 60 m2
treating
ROADS
Asphalt finish including kerb, channel and drainage.
Open Fully
Type of Tenancy Per
Planned Partitioned
Low High Low High
Insurance Offices,
960 1,440 1,260 1,800 m2
Government Department
Major Company
1,260 1,860 1,340 2,350 m2
Headquarters
Solicitors, Financiers 1,480 2,500 2,000 3,800 m2
Executive Areas and
- - 6,300 12,250 m2
Front of House
Computer Areas 2,800 3,600 2,500 5,600 m2
WORKSTATIONS
Fully self-contained workstation module size 1,800 x
1,800 MM including screens generally 1,220 MM high
(managerial 1,620 MM high), desks, storage cupboards,
shelving.
REFURBISHMENT
Office
The following refurbishment costs include for demolition
and removal of partitions and internal finishes, provide
new floor, ceiling and wall finishes, but excluding fitting
out and removal of asbestos and upgrading of building
for Green Star ratings. The lower end of the range
indicates re-use and modification of existing specialist
building services, while the upper end of the range
indicates complete replacement of equipment and
accessories.
BASKETBALL CENTRE
Low High Per
Consisting of brick walls, steel
portal frame and purlins with
metal roof, timber floor to playing 1,280 1,680 m2
area, public seating, public toilets
and change rooms
SWIMMING POOLS
High quality fully tiled including drainage and filtration
but excluding surrounding paving and enclosures.
TENNIS COURTS
Six courts with minimal site formation and including sub
base playing surface, chainwire fence 3.60 M high and
spoon drains.
GOLF COURSES
18 hole championship course including siteworks,
finishing works, irrigation, grassing, landscaping, green
keeping, plant and equipment, course furniture and
groundstaff to practical completion but excluding mains
water supply to course, roads, carparks and clubhouse.
The following are indicative costs only.
PLAYING FIELDS
Soccer, rugby, Australian rules, hockey or similar turfed
areas with minimal site formation and including sub base,
drainage and turfing.
GRANDSTANDS
Prestige metropolitan grandstand with a high standard
of finishes and facilities including bars, stores, meeting/
change rooms, dining and kitchen area.
1130kg. 16 person
40 7.0 m/s
20
900kg. 13 person
35
SINGLE
18
BANK
30
5.0 m/s
14
25
LEVELS
20 3.5 m/s
12 GEARLESS
MACHINE
ROOMLESS
(MRL)
15 8
3.0 m/s
2.5 m/s
6
10 5
2.5 m/s 4
GEARLESS
1.6 m/s
5 3
S 45
GFA
Sydney construction
VERTICAL TRANSPORTATION
HOSPITAL Geared up to 40
2 5 435,000 515,000 16,400 10,700
passenger
MOVING
2,500 to 5,000mm 0.5 - 355,000 430,000 - -
WALKS
SERVICE LIFT Bench height Unit 0.2 3 34,000 39,000 4,900 1,500
Note: Destination Control Lift System option costs are not included in the above rates.
Stamp Duties 48
Land Tax 49
Planning – Car Parking 50
Land Values 5 1
Rental Rates 52
Office Sector Data 53
Retail Sector Data 56
Industrial Sector Data 58
Construction Work Done 59
Dwelling Commencements 63
RLB Market Activity Cycle 64
Sydney DEVELOPMENT
Stamp Duties
Total Unimproved
2018 Tax Rates
Value of Land
Below $629,000 Nil
$629,000–$3,846,000 $100 plus 1.6% of land value
$51,572 for the first $3,846,000 then
Above $3,846,000 2% over land value in excess of
$3,846,000
For further details refer to www.osr.nsw.gov.au.
Land Category
No. of car spaces D E F
Max. floor space ratio 3.5:1 2.5:1 1.5:1
GFA per car space 175 125 75
IF THE BUILDING IS ON LAND IN CATEGORY D, E OR
F AND HAS A FLOOR RATIO GREATER THAN THAT
Office and SPECIFIED ABOVE, THE FOLLOWING FORMULA IS
business TO BE USED
premises M= (G x A) ÷ (50 X T) where:
M is the maximum no of parking spaces
G IS THE GFA OF ALL OFFICE PREMISES AND
BUSINESS PREMISES IN THE BUILDING IN m2
A is the site area in m2
T is the total GFA of all buildings on the
site in m2
Land Category
No. of car spaces D E F
Max. floor space ratio 3.5:1
GFA per car space 90 60 50
Offices Industrial
North Suburban
CBD West Prime
Sydney Offices
1988 366 280 185 100
1989 394 300 230 103
1990 353 300 252 110
1991 282 290 261 105
1992 214 260 270 98
1993 175 220 263 98
1994 182 210 252 100
1995 235 220 247 105
1996 293 225 242 110
1997 326 240 243 120
1998 355 275 247 120
1999 366 300 252 118
2000 428 350 254 113
2001 439 390 260 112
2002 440 193 212 117
2003 428 195 174 113
2004 418 186 174 113
2005 366 164 202 115
2006 383 194 194 118
2007 399 257 192 118
2008 578 338 233 115
2009 457 321 219 105
2010 449 296 221 105
2011 468 372 221 108
2012 474 406 235 110
2013 462 419 289 110
2014 466 424 293 110
2015 462 428 295 110
2016 547 551 309 110
2017 710 550 330 110
2018 750 600 345 115
Low High
OUTGOINGS – STATUTORY 55 75
North Sydney
North Shore
Grade A
Low High
OUTGOINGS – STATUTORY 35 40
15 20 15 20
50 65 45 60
5 10 5 7
NA NA NA NA
20 30 25 30
80 100 65 85
35 40 35 45
3 7 5 8
400 500 NA NA
Low High
OUTGOINGS – STATUTORY 25 45
150 275
25 35 20 45 15 35
Source - ABS 8752.0 & 8762.0 (Current Prices – Original Series - $Millions)
PEAK GROWTH
PEAK DECLINE
MID GROWTH
MID DECLINE
TROUGH GROWTH
TROUGH DECLINE
Q2 Q4 Q2 Q4 Q2 Q4
sydney
2016 2016 2017 2017 2018 2018
HOUSES
APARTMENTS
OFFICES
INDUSTRIAL
RETAIL
HOTEL
CIVIL
Regional Indices 66
Key City Relativities 67
Office Building Efficiencies 68
Reinforcement Ratios 68
Labour and Materials
69
Trade Ratios
Progress Payment Claims 70
Common Industry Acronyms 7 1
Method of Measurement 72
benchmarks
REGIONAL INDICES
Kununurra 165
DAR 107 DAR 113 DAR 100 CAN 100 CAN 121
GC 89 GC 93 GC 83 GC 83 DAR 121
SYD 119 SYD 126 SYD 111 SYD 111 SYD 135
GC 85 GC 90 GC 74 GC 89
REINFORCEMENT RATIOS
The following ratios give an indication of the average
weight of reinforcement per cubic metre of concrete
for the listed elements. Differing structural systems and
sizes of individual elements and grid sizes will cause
considerable variation to the stated ratios. For project
specific ratios a structural engineer should be consulted.
Ave kg/m3 Ave kg/m3
Strip footings 50 Strap beams 120
Column bases 40 Slab on ground 40
Pile caps 50 Suspended slabs 90
100 – 150 mm one
and two way
Bored pier 90 250 mm flat plate 120
Raft foundation 70 250 mm waffle 160
Pedestal & stub 240 Columns 240
columns
Retaining walls
1 – 2 storey 70 Beams 170
2 – 3 storey 120
Ground beams 120 Walls (core) 140
Stairs 80
Preliminaries 40 10 50
Demolisher 85 15
Excavator 32 15 53
Piler 20 50 30
In Situ Concretor 25 75
Formworker 70 30
Reinforcement Fixer 20 80
Precast Concretor 20 80
Bricklayer & Blocklayer 50 50
Mason 10 90
Asphaltor 40 60
Structural Steelwork 60 40
Metalworker 20 80
Suspended Ceiling Fixer 40 60
Carpenter 45 55
Joiner 15 85
Steel Deck Roofer 40 60
Bituminous Built Up Roofer 30 70
Pipework Plumber 60 40
Fitting Plumber 25 75
Drainer 65 35
Plasterer 80 20
Plasterboard & Fib. Plaster Fixer 40 60
Ceramic Tiler 55 45
Vinyl Tiler 45 55
In Situ Pavior 75 25
Glazier 20 80
Painter 75 25
Carpet Layer 10 90
Roadworker & External Pavior 15 85
Air conditioning Specialist 35 65
Lift Installer 25 75
Electrical Specialist 40 60
Water Fire Service Specialist 44 56
100
90
CUMULATIVE PROJECT EXPENDITURE %
80
70
60
50
40
30
20
10
0 10 20 30 40 50 60 70 80 90 100
CONTRACT PERIOD %
BUILDERS WORK
MECHANICAL SERVICES
LIFT SERVICES
ELECTRICAL SERVICES
OVERALL PROJECT
Deductions
(a) Common Use Areas
(b) Service Areas
(c) Non-Habitable Areas
MAINTAIN
UPGRADE
ACQUIRE
DISPOSE
RElifing
RElifing takes the
“WASL” a stage further by considering the effect of
capital upgrades, refurbishments, replacement of plant,
architectural fabric and finishes. Below is a graphical
representation of a RElifing profile for a typical office
building, compared to the base WASL. RElifing analysis
is useful for developers, owners and occupiers in financial
planning, calculating depreciation and in the negotiation
of long term property costs.
40
RELIFING WASL
35
30
25
WASL
20
15
10
5
0
5 10 15 20 25 30 35 40 45 50 55 60 65 70
BUILDING USEFUL LIFE
LIGHTS 23%
CHILLER 24%
PUMPS 7%
EQUIPMENT 19%
FANS 17%
RETAIL 3% IRRIGATION 1%
OTHERS 2%
LEAKAGE 26%
COOLING
TOWERS 31%
AMENITIES 37%
NSW
QLD
ACT
TAS
WA
VIC
NT
SA
Is maintenance of
essential safety measures
required by legislation
(other than BCA)?
Is there a prescribed form
of certificate?
Certificate required to be
displayed NA NA NA
Certificate required
to be forwarded to an
authority
NA NA NA
27% DIVISION 40
70% DIVISION 43
Oceania 84
Africa 85
Middle East 85
United Kingdom 86
Asia 86
Americas 89
OFFICES AROUND THE WORLD
australia NEWCASTLE
Rider Levett Bucknall NSW Pty Ltd
ADELAIDE 63 Lindsay Street,
Rider Levett Bucknall SA Pty Ltd Hamilton, NSW 2303
Level 1, 8 Leigh Street, T: +61 2 4940 0000
Adelaide, SA 5000 E: newcastle@au.rlb.com
T: +61 8 8100 1200 Contact: Mark Hocking
E: adelaide@au.rlb.com
Contact: Andrew Suttie PERTH
Rider Levett Bucknall WA Pty Ltd
BRISBANE Level 9, 160 St Georges Tce,
Rider Levett Bucknall QLD Pty Ltd Perth, WA 6000
Level 13, 10 Eagle Street, T: +61 8 9421 1230
Brisbane, QLD 4000 E: perth@au.rlb.com
T: +61 7 3009 6933 Contact: Mark Bendotti
E: brisbane@au.rlb.com
Contact: Dave Stewart SUNSHINE COAST
Rider Levett Bucknall QLD Pty Ltd
CAIRNS Suite 11, The Boarding Offices
Rider Levett Bucknall QLD Pty Ltd 100-102 Brisbane Road
Suite 7, 1st Floor, Cairns Mooloolaba, QLD 4557
Professional Centre, T: +61 7 5443 3622
92-96 Pease Street, E: suncoast@au.rlb.com
Cairns, QLD 4870 Contact: David Stewart
T: +61 7 4032 1533
E: cairns@au.rlb.com SYDNEY
Contact: Nicholas Duncan Rider Levett Bucknall NSW Pty Ltd
Level 19, 141 Walker Street,
CANBERRA North Sydney, NSW 2060
Rider Levett Bucknall ACT Pty Ltd T: +61 2 9922 2277
16 Bentham Street, E: sydney@au.rlb.com
Yarralumla, ACT 2600 Contact: Matthew Harris
T: +61 2 6281 5446
E: canberra@au.rlb.com TOWNSVILLE
Contact: Mark Chappe Rider Levett Bucknall QLD Pty Ltd
Level 1, 45 Eyre Street, North Ward,
Coffs harbour Townsville, QLD 4810
Rider Levett Bucknall NSW Pty Ltd T: +61 7 4771 5718
Level 1, 9 Park Avenue, E: townsville@au.rlb.com
Coffs Harbour, NSW 2450 Contact: Chris Marais
T: +61 2 4940 0000
E: northernnsw@au.rlb.com NEW ZEALAND
Contact: Mark Hocking
AUCKLAND
DARWIN Rider Levett Bucknall Auckland Ltd
Rider Levett Bucknall NT Pty Ltd Level 16, Vero Centre, 48 Shortland
Level 4, 62 Cavenagh Street, Street, Auckland 1141
Darwin, NT 0800 T: +64 9 309 1074
T: +61 8 8941 2262 E: auckland@nz.rlb.com
E: darwin@au.rlb.com Contact: Stephen Gracey
Contact: Paul Lassemillante
CHRISTCHURCH
GOLD COAST Rider Levett Bucknall Christchurch
Rider Levett Bucknall QLD Pty Ltd Ltd
45 Nerang Street, Level 1, 254 Montreal Street,
Southport, QLD 4215 Christchurch 8013
T: +61 7 5595 6900 T: +64 3 354 6873
E: goldcoast@au.rlb.com E: christchurch@nz.rlb.com
Contact: Mark Burow Contact: Neil O’Donnell
MELBOURNE HAMILTON
Rider Levett Bucknall VIC Pty Ltd Rider Levett Bucknall Hamilton
Level 13, 380 St. Kilda Road, Level 3, 103 London Street,
Melbourne, VIC 3004 Hamilton 3204
T: +61 3 9690 6111 T: +64 7 839 1306
E: melbourne@au.rlb.com E: hamilton@nz.rlb.com
Contact: Ewen McDonald Contact: Richard Anderson
LONDON DALIAN
2nd Floor, 60 New Broad Street, Room 1103, 11th Floor,
London, EC2M 1JJ Xiwang Tower, No. 136 Zhongshan
T: +44 20 7398 8300 Road, Zhongshan District,
E: nick.eliot@uk.rlb.com Dalian 116001,
Contact: Nick Eliot Liaoning Province, China
T: +86 10 6515 5818
MANCHESTER E: sm.tuen@cn.rlb.com
1 King Street, Contact: Simon Tuen
Manchester, M2 6AW
T: +44 161 868 7700 GUANGZHOU
E: russell.bolton@uk.rlb.com Room 1302-1308, Central Tower,
Contact: Russell Bolton 5 Xiancun Road,
Guangzhou 510623
SHEFFIELD Guangdong Province
6th Floor Orchard Lane Wing, T: +86 20 8732 1801
Fountain Precinct, Balm Green, E: danny.chow@cn.rlb.com
Sheffield, S1 2JA Contact: Danny Chow
T: +44 114 273 3300
E: matt.summerhill@uk.rlb.com
Contact: Matt Summerhill
ZHUHAI CEBU
Room 1401-1402, 14th Floor, Suite 601 & 602, PDI Condominium,
Taifook International Finance Arch. Bishop, Reyes Avenue
Building, No. 1199 Jiu Zhuo Corner J. Panis Street, Banilad,
Road East, Jida, Zhuhai 519015, Cebu City 1604, Philippines
Guangdong Province, China T: +63 38 502 8660
T: +86 20 8732 1801 E: joy.marasigan@ph.rlb.com
E: danny.chow@cn.rlb.com Contact: Jolly Joy Cantero
Contact: Danny Chow Clark
Units 202 - 203, Baronesa Place
INDONESIA Mc Arthur Hi-way
JAKARTA City of Mabalacat Angeles
Jl. Jend. Surdirman Kav. 45-46 Pampanga
Sampoerna Strategic Square South T: +63 916 794 9156
Tower, Level 19, Jakarta 12930, E: marie.tendenilla@ph.rlb.com
Indonesia Contact: Marie E. Tendenilla
T: +62 21 5795 2308
DAVAO
E: widitomo.puntoadi@id.rlb.com
Room 307 & 308, 3rd Floor Coco
Contact: Widitomo Puntoadi
Life Building, C.M. Recto Street,
corner J. Palma Gil St., Davao City,
MALAYSIA 8000 Philippines
KUALA LUMPUR T: +63 82 297 4589
B2-6-3 Solaris Dutamas, E: armando.baria@ph.rlb.com
No 1 Jalan Dutamas, Contact: Armando Baria
50480 Kuala Lumpur, Malaysia
ILOILO
T: +60 3 6207 9991
Uy Bico Building, Yulo Street,
E: kf.lai@my.rlb.com
Iloilo City, 5000 Philippines
Contact: Dato’ Lai Kar Fook
T: +63 33 320 0945
MYANMAR E: armando.baria@ph.rlb.com
Contact: Armando Baria
YANGON
Union Business Center, METRO MANILA
Nat Mauk St, Yangon, Corazon Clemena Compound,
Myanmar (Burma) Bldg. 3 No. 54 Danny Floro Street,
T: +95 1 860 3448 (Ext 4004) Bagong Ilog, Pasig City 1600,
E: serene.wong@vn.rlb.com Philippines
Contact: Serene Wong T: +63 2 234 0141
E: coraballard@ph.rlb.com
PHILIPPINES Contact: Corazon Ballard
BACOLOD CITY PANGLAO, BOHOL
Suite 403 & 404, 4th Floor Sitio Cascajo, Looc, Panglao Bohol,
Carmen Building, Lizares Avenue 6340 Philippines
Bacolod City, Negros Occidental T: +63 38 502 8660
6100 Philippines E: rlb@ph.rlb.com
T: +63 34 432 1344 Contact: Corazon Ballard
E: armando.baria@ph.rlb.com STA. ROSA CITY, LAGUNA
Contact: Armando Baria Unit 201, Brain Train Center,
CAGAYAN DE ORO Lot 11, Blk 3 Sta Rosa,
Rm. 702, TTK Tower, Don Apolinar Business Park, Greenfield Bgy.
Velez Street, Bgy. 14 Cagayan De Don Jose, Sta. Rosa
Oro City, Misamis Oriental, Laguna 4026 Philippines
9000 Philippines T: +63 917 572 9533
T: +63 88 850 4105 E: pedro.yambao@ph.rlb.com
E: rey.clemena@ph.rlb.com Contact: Pedro J. Yambao, Jr.
Contact: Raymundo Clemena
2018
January 2018 FEBRUARY 2018 MARCH 2018
S M T W T F S S M T W T F S S M T W T F S
1 2 3 4 5 6 1 2 3 1 2 3
7 8 9 10 11 12 13 4 5 6 7 8 9 10 4 5 6 7 8 9 10
14 15 16 17 18 19 20 11 12 13 14 15 16 17 11 12 13 14 15 16 17
21 22 23 24 25 26 27 18 19 20 21 22 23 24 18 19 20 21 22 23 24
28 29 30 31 25 26 27 28 25 26 27 28 29 30 31
2019
January 2019 FEBRUARY 2019 MARCH 2019
S M T W T F S S M T W T F S S M T W T F S
1 2 3 4 5 1 2 1 2
6 7 8 9 10 11 12 3 4 5 6 7 8 9 3 4 5 6 7 8 9
13 14 15 16 17 18 19 10 11 12 13 14 15 16 10 11 12 13 14 15 16
20 21 22 23 24 25 26 17 18 19 20 21 22 23 17 18 19 20 21 22 23
27 28 29 30 31 24 25 26 27 28 24 25 26 27 28 29 30
31
2021
January 2021 FEBRUARY 2021 MARCH 2021
S M T W T F S S M T W T F S S M T W T F S
1 2 1 2 3 4 5 6 1 2 3 4 5 6
3 4 5 6 7 8 9 7 8 9 10 11 12 13 7 8 9 10 11 12 13
10 11 12 13 14 15 16 14 15 16 17 18 19 20 14 15 16 17 18 19 20
17 18 19 20 21 22 23 21 22 23 24 25 26 27 21 22 23 24 25 26 27
24 25 26 27 28 29 30 28 28 29 30 31
31
HOURS BASIS 36 36
TOTAL 26 26
36 36 36 36
NORTHERN NSW
Level 1, 9 Park Avenue,
Coffs Harbour NSW 2450
Telephone: +61 2 4940 0000
SYDNEY
Level 19, 141 Walker Street,
North Sydney NSW 2060
Telephone: +61 2 9922 2277
RLB.com
New South Wales Offices
NEWCASTLE
63 Lindsay Street,
Hamilton NSW 2303
Telephone: +61 2 4940 0000
NORTHERN NSW
Level 1, 9 Park Avenue,
Coffs Harbour NSW 2450
Telephone: +61 2 4940 0000
SYDNEY
Level 19, 141 Walker Street,
North Sydney NSW 2060
Telephone: +61 2 9922 2277
RLB.com